District 19 · Hougang · OCR
Riversails
Upper Serangoon Crescent · Condominium · 99 yrs lease commencing from 2011
Current PSF
$1,492
-3.6% vs district median
Gross yield
3.1%
median rent $3,475/mo
3-year gain
13.2%
Transactions · 5y
230
28 in last 12 months
Nearest MRT
Buangkok Mrt Station · 1,166.216m
NEL
Future MRT
Hougang Mrt Station
CRL · 2030
Vs local HDB
+145% premium
HDB median $608 psf
Area income
$8,500/mo median
residential zone
En-bloc potential28 / 100
15 years old · composite of plot use, age, tenure, value gap & size
Lease decay84 years left
worth 92.6%of freehold today (Bala’s Table) · loses ~4.6pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+0.0%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
8%
PSF dispersion within project
The neighbourhood
P1 ring
Chij Our Lady Of The Nativity 756m · Phase 2C 1.1× balloted · North Vista Primary School 853m · Phase 2C 0.3× · Punggol Primary School 870m · Phase 2C 1.3× · Afterschool @ Punggol Primary School 870m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Serangoon Secondary School · 375m
Food
Buangkok Hawker Centre · 1.2km
Green
Punggol Pk · 476m
Mall
Hougang Mall · 1.1km
Health
National Healthcare Group Polyclinics (Hougang Polyclinic) (polyclinic) · 1.7km
Who lives in Hougang
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
227,560
Median age
43 yrs
46% under 40 · getting older
Children 0–9
18,560
▲ 1% since 2015 · future P1 demand
Household size
3.3 avg
Homes
75% HDB
13% condo · 10% landed
Degree holders
29%
residents 15+
Commute
59% transit
21% drive
45 min+ to work
30%
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,455 psf - 5% above units on floors 1–5 ($1,380 psf).
Price trend average PSF by year
2021
$1,084
2022
$1,193
+10.1%
2023
$1,331
+11.6%
2024
$1,374
+3.2%
2025
$1,439
+4.7%
2026
$1,507
+4.7%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,600/mo | $4.73 | 3.8% | 114 |
| 2BR | $3,350/mo | $3.94 | 3.2% | 280 |
| 3BR | $4,100/mo | $3.57 | 2.9% | 101 |
| 4BR | $5,000/mo | $3.70 | 3.0% | 15 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,730,000 | 1,109 | $1,560 | 06-10 |
| Jun 2026 | $1,330,000 | 947 | $1,404 | 01-05 |
| Jun 2026 | $1,255,000 | 850 | $1,476 | 06-10 |
| Jun 2026 | $1,225,000 | 850 | $1,441 | 06-10 |
| Jun 2026 | $788,000 | 506 | $1,558 | 16-20 |
| May 2026 | $1,650,000 | 1,033 | $1,597 | 01-05 |
| Apr 2026 | $1,820,000 | 1,109 | $1,642 | 16-20 |
| Apr 2026 | $1,800,000 | 1,109 | $1,624 | 11-15 |
| Apr 2026 | $1,361,888 | 915 | $1,489 | 11-15 |
| Mar 2026 | $1,380,000 | 947 | $1,457 | 11-15 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Riversails actually sell for - this project trades at 2.2× the nearest block’s PSF.